What are your non-negotiable factors vs nice to haves?

The allocation was non pro-rata.   

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

@Kate Zieverink McMinn we just hosted a webinar with a friend in Orange County, CA that used to be a public works engineer.

Because the property tax as a non-owner occupied property is about 3-4 times the amount of a owner occupied property.  

Many employers are seeing now as a great time to opportunistically buy or lease, usually downsizing, into new office spaces in the district during this period where there are still depressed prices, even on some Class A office spaces.The Resurgence of the Office Market in D.C.The resurgence of employers returning to the city with the pandemic fears now in the rearview mirror is apparent with Q4 of 2024 being the first quarter of positive leasing absorption for office space in the District over the last 10 quarters (Source) Another example is Boston Properties Group (NYSE: BXP), the largest publicly traded developer, owner, and manager of Class A Office space in the United States, is building a 320,000 square foot new trophy office in Downtown DC, with 5 floors already pre-leased to the global law firm McDermott Will & Emery as well as the Rockefeller Group developing a 422,000 square foot office building slated for delivery in 2026 at 600 Fifth St.NW, which is similarly 50% pre-leased (Source).

Hard money is a type of business loan for non-owner occupying investors.

., turning a residential property into a commercial property)-Temporary Structures-Non-Residential Buildings (e.g., barns, stables)FHA 203(k)Minimum Down Payment: 3.5%Minimum Credit Score: 620Minimum Loan Amount: $50,000Maximum Loan Amount: $524,225Occupancy Types: Primary Residence ONLYUnit Maximum: 4 UnitsAcceptable Renovations:-Structural Improvements/Reconstruction (e.g., adding rooms, bathrooms)-Cosmetic Enhancements-Eliminate Health and Safety Hazards-Energy Efficiency Improvements-Major Landscaping (e.g., grading, tree removal, adding walkways)Non-Acceptable Renovations:-Luxury Items-Commercial Use-Temporary Structures-Non-Residential BuildingsBoth of these renovation loans are similar in many ways, but the key differences are:1.

Lastly, ADUs are allowed for NON owner occupied properties, opening this strategy up for investors who could convert a SF into two units. 

I ended up getting around 9 deals under-contract, while constantly being pressured by my manager to get more deals under-contract or he would publicly mock us in front of everybody.